Roof Replacement Strategy in the Rio Grande Valley
In May of this year, Scissortail Group was engaged by Skywalker Property Partners to advise on a critical capital project: the replacement of roofs on two large industrial assets in the Rio Grande Valley.
What began as a straightforward repair quickly revealed itself as a multi-layered challenge. In South Texas—where hurricanes are a constant risk—the commercial property insurance market is among the most difficult in the country. Securing favorable coverage and deductible structures often comes down to the quality of a building’s roof system. For an owner, and for their lender, falling short of those requirements can mean higher risk exposure, strained loan compliance, and unfavorable renewal terms.
Insurance as the Driver
The first priority was determining what the insurer required for the property to qualify for a lower deductible. This wasn’t just about reducing premiums—it was about protecting the asset’s long-term economics and ensuring the lender’s collateral was properly secured. A roof that didn’t meet underwriting standards could have meant higher deductibles, reduced coverage, and friction with the lender.
Evaluating the Options
With that framework in place, I worked through three possible approaches:
TPO Overlay – Cost-efficient but insufficient to satisfy insurance requirements.
Foam System – Strong insulation properties but not widely accepted by carriers, creating potential coverage challenges.
Full TPO Replacement – The most expensive option, but ultimately the only system that satisfied insurance requirements for improved deductible treatment and lender approval.
The analysis made the choice clear: full TPO replacement was the only viable path forward.
Coordinating Stakeholders
Once the direction was set, I coordinated with the lender, insurer, and general contractors to align scope, costs, and compliance. After structuring the decision and securing approvals, I handed off to Skywalker Property Partners to oversee the day-to-day construction management.
The Scissortail Approach
Projects like this illustrate the kind of behind-the-scenes work that protects value and keeps assets performing. A roof may seem like just another capital line item, but in hurricane alley South Texas, it is a critical factor for both insurance and financing.
At Scissortail Group, we bring clarity to these intersections of risk, cost, and compliance—helping owners move forward with confidence.